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Home My WebLink AboutItem 20 - Council Attachments 9-16-14PLANNING COMMISSION DATE: 9/8/14 AGENDA ITEM: 5A – BUSINESS ITEM CASE # 2014-41 ITEM: Savona 2nd Addition Residential Subdivision – Final Plat SUBMITTED BY: Kyle Klatt, Planning Director REVIEWED BY: Nick Johnson, City Planner Jack Griffin, City Engineer SUMMARY AND ACTION REQUESTED: The Planning Commission is being asked to continue its discussion concerning a Final Plat request from Lennar Corporation for the second phase of a planned 310 unit residential development to be located on 112.6 acres west of Keats Avenue and within Stage 1 of the City’s I-94 Corridor Planning Area. Based on feedback from the Planning Commission at its last meeting, the developer has updated certain aspects of the final plat and final construction plans to address specific comments from the Commission. The plat now includes 45 single-family lots (down from 47) and 22 single- family attached units, all of which will be accessed via an initial extension of the 5th Street Parkway off of Keats Avenue. Upon receipt of the Planning Commission’s recommendation, the City Council approved the Conditional Use Permit to allow single-family attached units that are accessed via a private road at its September 2, 2014 meeting. In the interest of conserving paper, Staff is not reproducing any materials from the last meeting that have not been updated for the September 8th meeting. The following report notes the specific changes that have been provided by the applicant, but does not restate previous Staff review comments included with the previous packet. A complete copy of the previous packet is available upon request. Staff is recommending approval of the Final Plat subject to compliance with a series of conditions as listed in this report. The list of conditions has been updated and reduced in number to reflect the revised plans and submission of additional information by the applicant. REVIEW AND ANALYSIS (UPDATE) Since the last Planning Commission meeting, the applicant has prepared a revised final plat, updated landscape plan, and revised sanitary sewer, water main, storm sewer, and streets plan. In addition, the City’s landscape architecture consultant has been able to review the landscape plan for Savona 2nd Addition and had drafted review comments for consideration by the Planning Commission. The changes that have been made include the following: 1) The City Attorney has reviewed the title work for the site and has found that the developer has fee interest in the project and the plat can be recorded as submitted. Condition #2 as previously recommended is no longer needed with this action. BUSINESS ITEM 5A 2 2) The final plat has been revised to eliminate two lots in the extreme northwestern portion of the site that were previously located within the 100-foot buffer from the adjacent residential development. These lots are now platted as “Outlot Q”, and could be replatted in the future into two buildable lots provided the applicant secures a trail/open space easement from the adjoining property owner. This action eliminates the need for Condition #7 in the previous Staff report. 3) The partial trail improvements within Outlot A have not been included in the final construction plans based on a mutual agreement between City Staff and the developer that this trail segment should be built as part of future additions. In addition, leaving this trail off of the plans is also appropriate due to the creation of Outlot Q, since any homes within the Outlot will not be constructed (if at all) until a later addition. This update to the plans addresses Condition #8. 4) The street and utility plans have been updated to add a sidewalk along the eastern side of James Avenue, which will connect to a planned sidewalk with the Hammes West subdivision. The addition of this sidewalk to the plans addresses Condition #9 from the previous meeting. 5) The landscape plans have been revised to reflect the additional sidewalk and to add tree protective fencing to the plan. The updated plans will allow Condition #10 from the previous Staff report to be eliminated. 6) The City’s landscape architect has reviewed the landscape plans and submitted the attached review comments for consideration by the Planning Commission. With this review completed, Condition #11 can be revised. In addition to the revisions listed above, the applicant has indicated that the new single-family lots will be annexed into the Homeowner’s Association for the first addition, which has been previously reviewed by the City. The townhouses will be subject to a separate association in order to deal with issues unique to this portion of the plat (i.e. private roads). At the request of a member of the Commission, the City Attorney has been asked to address additional questions regarding the structure and provisions of the HOA documents. Staff will provide an update concerning these questions if it is available prior to the meeting. The previous condition related to this matter is a very standard condition for these types of developments, and ensures that the appropriate HOA documents are filed with the County once the plat has been recorded. Based on the above Staff report and analysis, including all staff review comments and materials concerning the Savona 2nd Addition final plat submitted to the Commission as part of the Commission’s August 25, 2014 meeting, Staff is recommending approval of the final plat with a revised list of conditions consistent with the comments noted above. The conditions are intended to address any outstanding issues and to further clarify the City’s expectations in order for the developer to proceed with the recording of the final plat. The recommended conditions are as follows: Recommended Conditions of Approval: 1) Final grading, drainage, and erosion control plans, utility plans, sanitary and storm water management plans, and street and utility construction plans shall be reviewed and approved by the City Engineer prior to the recording of the Final Plat. All changes and modifications BUSINESS ITEM 5A 3 to the plans requested by the City Engineer in review memo dated 8/21/14 shall be incorporated into these documents before they are approved. 2) Prior to the execution of the Final Plat by City officials, the Developer shall enter into a Developer’s Agreement acceptable to the City Attorney and approved by the City Council that delineates who is responsible for the design, construction, and payment of the required improvements with financial guarantees therefore. 3) All easements as requested by the City Engineer and Public Works Department shall be documented on the Final Plat prior to the execution of the final plat by City Officials. 4) A Common Interest Agreement concerning management of the common areas of Savona and establishing a homeowner’s association shall be submitted in final form to the Community Development Director before a building permit may be issued for any structure within this subdivision. The applicant shall also enter into a maintenance agreement with the City that clarifies the individuals or entities responsible for any landscaping installed in areas outside of land dedicated as public park and open space on the final plat 5) Any final plat for future townhouses will take into account land previously credited as parkland, and will not reduce the size of any area that was depicted for park land on the preliminary plat. 6) The developer shall revise the final landscape plan to address comments from the City’s landscape architect dated September 4, 2014. 7) The developer shall provide written authorization from the property owner to the south of Savona 2nd Addition to allow the proposed drainage improvements and discharge of storm water on to their property. In conjunction with this permission, the proposed drainage and utility easement across this site shall be recorded with the Washington County Recorder’s office. As an alternative, the final plat maybe updated to include a drainage and utility easement across this property. 8) The construction plans must be updated to include all portions of 5th Street adjacent to the subdivision that will, at a minimum, extend the current limits of 5th Street west beyond Junco Road North. The developer shall update the final plat to include the portion of the 5th Street right-of-way necessary to meet the associated construction limits for Savona 2nd Addition west of Junco Road North. DRAFT FINDINGS Staff is recommending that the Planning Commission consider the following findings with regards to the proposed Savona 2nd Addition Final Plat: • That the Final Plat is consistent with the Preliminary Plat and Plans as approved by the City of Lake Elmo on August 8, 2013 and revised on November 25, 2013. • That the Final Plat is consistent with the Lake Elmo Comprehensive Plan and the Future Land Use Map for this area. BUSINESS ITEM 5A 4 • That the Final Plat complies with the City’s Urban Low Density Residential and Medium Density Residential zoning districts. • That the Final Plat complies with all other applicable zoning requirements, including the City’s landscaping, storm water, sediment and erosion control and other ordinances, with the exception of the items identified in the Staff report. • That the Final Plat complies with the City’s subdivision ordinance. • That the Final Plat is consistent with the City’s engineering standards with the plan revisions as requested by the City Engineer. RECCOMENDATION: Staff recommends that the Planning Commission recommend approval of the Final Plat for Savona 2nd Addition with the 8 conditions of approval as listed above. Suggested motion: “Move to recommend approval of the Savona Final Plat with the 8 conditions of approval as drafted by Staff” ATTACHMENTS: 1. REVISED – Savona 2nd Addition Final Plat 2. REVISED – Construction Plans: Sanitary Sewer, Water Main, Storm Sewer and Streets 3. REVISED – Savona 2nd Addition Landscape Plans 4. Review Comments – Landscape Architecture, Inc. 9-4-14 ORDER OF BUSINESS: - Introduction ........................................................................................ Planning Staff - Report by Staff ................................................................................... Planning Staff - Questions from the Commission ............................ Chair & Commission Members - Discussion by the Commission .............................. Chair & Commission Members - Action by the Commission ..................................... Chair & Commission Members BUSINESS ITEM 5A 2350 BAYLESS PLACE • ST. PAUL, MN • 55114 PHONE: 651.646.1020 • EMAIL: STEPHEN@LAN D ARCINC.COM SAVONA 2nd ADDITION – DESIGN REVIEW REPORT LAKE ELMO, MN LANDSCAPE ARCHITECTURAL DESIGN REVIEW DATED SEPTEMBER 4TH, 2014 REVIEWED PLAN SET DATED AUGUST 28TH, 2014 Required Action Items by Savona 2nd Addition Project Team  Where Colorado Green Spruce is specified please replace with Norway Spruce.  The colonial foundation planting plan templates and colonial row home plan templates need to designed to match this specific site with current landscape and horticultural standards and practices and resubmitted for review.  Alternate Mailbox Monument, Sub Monument and Column Monuments with Thin NATURAL STONE veneer to be specified on all entry elements and included in mailbox design to match geology of specified natural boulder outcroppings adjacent to same elements. Manufactured (fake) stone veneer not allowed. Please remove the “OR” reference on these details on sheet 2 of 3. Additionally, the post mount Mailbox Unit is not approved, only the Alternate Mailbox Monument will be allowed. (per signage ordinance 154.212.A.4 purpose & 154.212.E.2 gen. design)  Savona Project Landscape Architect to provide landscape irrigation plans for all commonly held HOA & City R.O.W. areas. SINCERELY, LANDSCAPE ARCHITECTURE, INC. 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